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life cycle costingTRANSCRIPT
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Copyright 2012 BSI. All rights reserved.
Introducing BS 8544:2013
Guide for life cycle costing of maintenance during the in use phases of buildings
Communication Event: North Folgate, London Held on the 15th October 2013
Purchase a copy of BS 8544:2013 from http://shop.bsigroup.com/
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Fantastic Cross Industry Collaboration - 6Ps who helped to produce BS 8544
1 Procurement policy Government Procurement Unit
2 Professions / Institutions Building Cost Information Service Chartered Inst. of Building Services Eng. Chartered Institution of Building Construction Confederation Construction Products Association Institution of Structural Engineers Royal Institute of Chartered Surveyors
3 Procurers / Asset Operators & Owners Aviation sector clients Defence Estates Ministry of Justice University College London Many other clients (ongoing)
4 Providers Building &Engineering Services Assoc. (formerly the HVCA) PFI/PPP Consortia Maintenance contractors
5 Practitioners Asset operators / estate managers Facilities managers Independent experts Major QS companies
6 Pan Industry bodies Academia and learning centres BSI and the Durability committee Building Research Establishment (BRE) Constructing Excellence
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Overview of BS 8544:2013 Guide for LCC of Maintenance during in use phases
What does it contain?
1. Objectives of the standard
2. Integrating LCC of maintain and renewal plans
3. Step by step guidance and instructions
4. Maintenance costs to include/exclude & express
5. Interoperability of LCC data with BIM models
6. Informing the decision making process
7. Informative worked examples (annex A-F)
8. LCC risks and mitigation guidance (E)
2nd Supplement to ISO 15686 part 5 life cycle costing
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The objectives of BS 8544 are to provide a standardised methodology for:
Life cycle costing of maintenance works that fully
integrates the cyclical process of creating and
implementing two plans maintain & renewal
Capturing the appropriate asset information
for specific LCC outcomes (e.g. PPM programmes)
Evaluating and prioritising the maintenance work
when budgeting and undertaking funding scenarios
Implementing LCC programmes of works + unlock
interoperable data for BIM and future LCC planning
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Process and applications step by step guidance and instructions (section 4, 5 & 6)
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Process and applications step by step guidance and instructions (section 4, 5 & 6)
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Process and applications step by step guidance and instructions (section 4, 5 & 6)
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Process and applications step by step guidance and instructions (section 4, 5 & 6)
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Process and applications step by step guidance and instructions (section 4, 5 & 6)
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Maintenance costs for inclusion and exclusion and how to express them (section 7)
Renewal Maintain
Maintenance
C R M O E
BS 8544 Section 7 categorises what costs to use:
Table 1 Key constituents of maintenance costs + wider LCC/WLC Table 2 - Cost breakdown structure for the LCC of maintenance works (which are aligned with the RICS new rules of measurement)
BS 8544 covers:
C Construction R - Renewals O - (if in scope) M - Maintain E - End of life
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Maintain Code NRM 3- Maintain Descriptor Maintain UoM SFG20 Code SFG20 Task Description
1 SUBSTRUCTURE
2 SUPERSTRUCTURE
3 INTERNAL FINISHES
4 FITTINGS, FURNISHINGS AND EQUIPMENT
5 SERVICES
5.1 SANITARY INSTALLATIONS
5.1.1 Sanitary Appliances
5.1.1.M.1 Sanitary appliances (WC & cisterns, basins, sinks, bidets, baths) nr 48-05 Sanitary appliances
5.1.1.M.6 Drinking fountain nr 49-09 Drinking fountains
5.1.1.M.7 Tap and outlet fitting nr 61-02 Taps
5.1.1.M.8 Water saving device nr 48-08 Water saving devices
5.1.1.M.9 Control and sensors nr 50-09 Controls
5.1.1.M.2 Showers nr 51-01 Showers
5.1.1.M.3 Shower units nr 51-01 Showers
5.1.1.M.4 Shower booster pump nr 51-02 Pumps
5.1.1.M.5 Shower valve nr 61-05 Valves
5.2 SERVICES EQUIPMENT
5.3 DISPOSAL INSTALLATIONS
5.4 WATER INSTALLATIONS
5.5 HEAT SOURCE
5.5.1 Heat Source
5.5.1.M.1 Boiler biomass nr 05-48 Biomass boiler
5.5.1.M.2 Boiler - gas/oil nr 05-03 Atmospheric gas burner - free standing
nr 05-04 Atmospheric gas burner - condensing
nr 05-10 Blown gas burner - condensing
nr 05-11 Blown gas burner - modular
nr 05-12 Forced draught gas burner
nr 05-14 Gas fired boiler - MTHW up to 108*C
nr 05-23 Gas fired boiler - LTHW up to 95*C
NRM 1 - Levels 1 to 3
NRM 1 and NRM 3 aligned to B&ES (formerly HVCA) SFG20 Maintenance Task Schedules & Codes:
Life expectancy yrs
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Interoperability of LCC maintenance with BIM data structures - (Section 8)
Efficiency and the BIM agenda: Guidance is provided on how the maintain and life cycle renewal data should be structured and classified to be interoperable with the BIM data exchange formats fundamental to the UKs Governments Construction Strategy (i.e .efficiency drive based on robust whole life costs.)
Annex A gives an informative example
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Informing the decision making process - (Section 10)
How to:
set and defend the maintenance budgets
mitigate risks and liabilities (see annex E)
drive maintenance prioritisation
target investment in asset renewals
Plus:
inform wider estate planning studies
input into environmental / sustainability
feedback into future construction projects
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Informative examples of methods, rules and techniques (Annex B)
How to:
customise maintenance - using a ACR method:
RED compliant standards (must do)
AMBER business critical (fit for function)
GREEN - non critical (i.e. not over maintain)
rules for asset condition grading (AB / CDEFX)
trigger renewal interventions using PARL method
Plus informative examples of LCC assets performance:
function condition indexing (FCI) simply defined
Renewal works costs (by year) v asset rebuild value
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0% 1% 2% 13% 14% 24% 25% 50% 100%
Total cost identified actions (condition/ PARL) 3m -------------------------------------------------------------- = e.g. ---------- = 15% FCI (Poor) Capital reinstatement value (CRV) 20m
Refurbish or De-invest trigger?
Annex B Figure B.3 Formula for FCI rating how assets are performing
Excellent Good Fair Poor
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Illustrative examples of Function Condition Indexing (Annex B Table 1)
Table 1 Example of FCI: summary output by size and function type over a 5 and 10 year period
Function CRV Year Total
1 up to 2 2 up to and including 3
4 up to and including 5
6 up to and including 10
Up to end of year 5
Up to end of year 10
% % % % % %
Administration 2 821 650 0 9 11 9 20 29
Farms 5 970 000 0 0 1 6 2 8
Industries 13 415 700 0 2 1 6 3 9
Inmate accommodation
30 399 000 5 3 5 8 13 21
Perimeter security
533 050 0 1 7 18 8 26
Prisoner activities 5 859 600 0 7 5 11 12 23
Prisoner services 9 195 450 0 9 4 10 13 22
Staff facilities 1 016 750 0 12 14 27 26 53
Works 2 761 200 0 2 2 31 5 35
Site wide total 2 6 4 9 12 22
Sinking fund model (PDV)
73 126 950
(total)
1 665 778 4 312 608 2 866 584 6 926 522 8 844 970 15 771 492
Key: FCI rating
Over 25% = Refurbish or de-investment trigger
14% to 24% = Poor
3% to 13% = Fair
Less than 2% = Good
Less than 1% = Excellent
NOTE 1 Assumptions: FCI is based on condition assessment. An identified backlog of works to bring up to and maintain the sinking fund model at condition B status. The sinking
fund model is the per annum investment funding required to cover renewal works over a defined period of time.
NOTE 2 Year 1 total includes major project works.
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Illustrative example of FCI Benchmarking (Annex B Figure B.4)
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BS 8544 - Linkages to other industry maintenance standards
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Linkage to the SFG 20 Maintenance Standards
Bruce Kirton CEO B&ES Publications:
(formerly HVCA)
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The New SFG20 Products
Core SFG20 Library: Over 400 industry standard maintenance specifications covering
heating, cooling and ventilation, installation plant, and electrical services, complete with
regular technical updates. The core library task schedules have been extended to include
biomass boilers, solar panels, chilled beams and more (plus ability to add non-core
tasks).
Customizer Compliance: Users can create a bespoke building maintenance task sets
and print bespoke booklets of applicable standards. Includes regular updates and
explicitly links the relevant statutory/ legal regulations - the must-dos to keep out of jail.
Customizer Service Model: Prioritise maintenance regimes using simple criticality
ratings. Pre-defined functional models (such as schools, offices, libraries, prisons and car
parks and more to follow........) allow users to simply refine to their specific requirements.
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SFG20 Products
Core SFG20 Task Library
Customizer - Compliance
Customizer - Service Model
TECHNICAL UPDATES
FUNCTION UNIT TYPES / MODELS
o Prisons
o Offices
o Schools
o Stations
o Others to come
NON CORE TASKS &
PLANNED INSPECTION
MANAGEMENT TASKS &
SPECIALIST TASKS
Functional Model(s)
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USER tailors for specific usages i.e. Tendering and/or CAFM input: Agree format and grouping of the book of standards Task schedules Grouping of tasks Future developments ( available in 2014) Functional models Asset profiles Compliance links Task timings of core tasks Skilling and resource modelling
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SFG 20 current and future developments 1 Function types
2 Non-core tasks
3 Cost modeller (RYG/) 4 Mothball regimes (SFG30)
5 Energy focused maintenance
6 Benchmarking
7 BIM
DRAFT
COPY
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SFG20 - Industry Benefits
Customer/End users/Operators;
Assurance of legal and mandatory compliance - Red /Pink tasks + why links
Not under or over maintaining their assets - Business Focused Maintenance Regime
Ability to model level to suit business use of space e.g. Fit for function standards
Financial;
Baseline to set/defend budgets (set minimum legal and fit for function service model)
Efficiency savings v old PPM regime (criticality based use of the resource and costs)
Fairer procurement (comparable basis for tendering) and demo of value for money
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Links to CIBSE Guide M (rev 2014)
Jo Harris BSRIA Chairman of CIBSE Maintenance Task Group
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BS 8544 : Linkage to CIBSE Guide M
Linkage of BS 8544 to CIBSE Guide M:
1. Brief overview of the contents CIBSE Guide M
2. Indicative economic life expectancy and factors
3. Factors to consider when using reference lives
Revision to Guide M (planned for Q1 2014)
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Source for those operating and maintaining buildings
Reference for: manufacturers, designers, installers
Contents of Guide M: Good design for maintainability Controls
Maintenance strategies and techniques Commissioning
Handover procedures Information
Risk management Owner and operating costs
Audits Condition surveys
Legislation and health & Safety Training
Competence Energy
Indicative economic life expectancy factors
CIBSE Maintenance Task Group: Brief Overview of CIBSE Guide M Contents
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Indicative Economic Life Expectancy Aligned to Construct / Renewal and Maintain
Equipment - Maintainable Components Indicative Life / Years
Remarks RICS NRM 3 code
B&ES SFG20 Library
SANITARY INSTALLATIONS (SI) Reference Service Life
5.1 Schedule code
Sanitary Appliances (SA) (RSL) 5.1.1
Sanitary Appliances: As below Note SFG20 48-05 covers items 1 to 5, as well as disposal installations in item 5.3.1.2
5.1.1.1
1. WC pans and cisterns, WC suites, slop hoppers, urinals and cisterns.
- vitreous china/ /fireclay/ uPVC - cast iron and stainless steel
20 40
Note - SFG20 48.05 covers sanitary, waste water, plumbing and drains Depends on the material type
5.1.1.1.1 48-05 (part)
2. Sinks 40/20 Depends on the material type (as item1) 5.1.1.1.2 48-05 (part)
3. Wash basins, hand rinse basins, wash fountains 40/20 Depends on the material type (as item1) 5.1.1.1.3 48-05 (part)
4. Bidets 40/20 Depends on the material type (as item1) 5.1.1.1.4 48-05 (part)
5. Baths (including bath panels and trims) 40/20 Depends on the material type (as item1) 5.1.1.1.5 48-05 (part)
6. Shower trays 40/20 Depends on the material type (as item1) 5.1.1.1.6 51-01
7 Shower unit - including shower head & hose 5 Self contained / electric 5.1.1.1.7 51-01
8 Shower booster pumps As sup list See supplementary pumps list -(at end of tables) 5.1.1.1.8 51-02
9 Shower valves As sup list Including thermostatic mixing valves
See supplementary valves list - (at end of tables)
5.1.1.1.9 61-04 and 61-05
10. Drinking fountains 10 Item 5.13.5.1.1 for ornamental fountains 5.1.1.1.10 48-09
11. Taps and waste fittings As sup list Operational tap temperature testing regime and a risk assessment, for flushing of low use systems See supplementary taps list (after 5.13)
5.1.1.1.11 32-01 & 02, 61-02, 03 and 04
12 Water saving devices NLC Include meters Also included in 5.4.2.1.3 5.1.1.1.12 48-08
13 Automated controls and sensors 10 Auto flush and hand tap sensor devices NB Occuupancy lighting sensors, in 5.8,3.1.11.2
5.1.1.1.13 48-05 (part) & 48-08 (part)
Taken elsewhere
Note Jacuzzi baths taken in specialist installations (5.13.3.1.1.4.3 Hydrotherapy pools)
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Indicative Economic Life Expectancy Tables Chapter 13
Life tables - aligned with NRM and cross referenced to B&ES SFG20 tasks
Economic life Least expensive method of performing its function
Factors to be consider when using reference service life data: External environment
Internal environment
Technology changes - obsolescence
Design and specifications
Unoccupied buildings
Maintenance
Hours of operation
Installation
Adequate space
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Implementing the Standards
Geoff Prudence C.Eng FCIBSE MBIFM Chairman of CIBSE Facilities Management
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What an Opportunity !
1192-3
BS 8544
Added Value
Effective Maintenance Strategies and Delivery
NRM 3
SFG 20
CIBSE Guide M Plan, Do, Check, Act - Build, Maintain, Renew
BIM
Plan of Work
A Junction in Our Industry
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Whats Happening in the UK Maintenance Market ?
Maintenance is an expense
Innocence Developing Competence Knowledge Based Excellence
Repair as good as before Reactive fix it
when it breaks
Struggling with management systems
Proactive, preventive maintenance
Systems are a valuable tool - information is an asset
Mai
nte
nan
ce &
Re
new
al S
pe
nd
Pe
rfo
rman
ce &
Re
liab
ility
Maintenance is an investment
Sound knowledge of cost, performance & risk relationships
Proactive predictive maintenance Outsourced contracts to
deliver value & cost savings
Integrated organization, systems & processes
Optimized planning & decision making A paradigm shift in attitude from
cost focus to business focus
Learning Applying Embedding Integrating Optimizing
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The UCL Journey
1. World Class Institution
2. Over 200 Buildings
3. Diverse Estate; Age, Type, Criticality, Use, Location 1826 to now.
4 Previous incremental growth linked now with future aspirations.
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The UCL Journey- First Step
Clear Organisational Priorities
Defined Maintenance Strategy
Existing Gap Analysis - Risk Based
Infrastructure Review
Engineering Leadership Skills
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The UCL Journey- Embed Standards
Strategic Maintenance Programme - Framework Defined
Categorisation of Buildings (A, B, C)
Defined Priorities (Aligned to Best Practice)
Utilising Approach from Guide M, SFG 20 BS 8544, NRM 3 to develop one standardised portfolio wide approach that is accurate, dynamic and to enable effective decision making to meet the needs of UCL moving forward.
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Prioritisation techniques:
Estate Importance: Building Rating - ABCD Function Priority - 1234
Asset Performance Function AB-CDEFX condition/remaining life energy efficiency space utilisation resilience/capacity other form of assessments
Standardised Portfolio Asset Data Structure (CAFM Systems and BIM FM Models)
Effective life cycle asset management:
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Customised Maintenance Standards (Fit for Function Business Focused)
Must do to be complaint with statutory/legal obligations
Must do to be complaint with Organisational policies
Should do based on business criticality and risks
Could do/not to avoid under or over maintaining assets (Return on investment/Energy Efficiency etc)
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Copyright 2012 BSI. All rights reserved. 42 14/10/2013 BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18th September 2013
SPACE UTILISATION
ENERGY & ENVIRONMENTAL PERFORMANCE
FUNCTIONAL SUITABILITY (CAPACITY & RESILIENCE)
PHYSICAL CONDITION & REMAINING LIFE
FINANCIAL (LCC PLANS)
SAFETY, SECURITY & COMPLIANCE
Understand how well critical asset are performing v needs?
RISK BANDING
P1 Statutory /LegalP2 Service Critical P3 Other Criteria
BUILDING OPERATIONAL RISK MANAGEMENT
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A PRACTICAL VIEWPOINT How BS 8544 can help realise sustainable efficiencies
Current State Future State
15- 20% Savings Agreed
Strategy
Financial Management
v Baseline
Defendable Benchmarks
Service Level Model
RED
AMBER GREEN
Fit For
Function &
Business Focused
Direct Labour Savings
Right Skills
V SLM
regime
Supply Chain Leverage
Innovation &
Best Buy
Process Optimisation
Integrated Approach
To Total LCC
Technology Application
Performance Management
Control of asset
Intelligence
(How well Assets
Performing)
Cost of Change
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Tangible Benefits of BS 8544
BS 8544 Is a key piece of the Jigsaw for the Facilities Management & Maintenance Industry:
1. Consistent basis for maintenance cost planning and comparison. 2. Target precisely what is being spent and where and when
3. Inform option appraisals (e.g. during budgeting and funding scenarios)
4. Basis for improved procurement and avoiding adversarial contracting
5. Provides interoperable data for effective CAFM solutions and the BIM 6. Pivotal to realising bankable efficiencies and Continual Improvements
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The UCL Journey- Drivers for Change
Why Wouldnt You?
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PANEL DISCUSSION / Q&A SESSION
Questions from the audience?
Q1 - BS 8544 and the new UK Industry Standards for Maintenance Q2 - Standardising Asset information will positively impact on CAFM & BIM agenda Q3 - What will be the impact on the current maintenance of retained estates /assets
Thank You
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Copyright 2012 BSI. All rights reserved.
Introducing BS 8544:2013
Guide for life cycle costing of maintenance during the in use phases of buildings
Purchase a copy of BS 8544:2013 from the bsi bookshop: http://shop.bsigroup.com/